C-2 Zoned Commercial Development
For Sale
$350,000
502 S Madison Street, Webb City, MO 64870
COMMERCIAL - Webb City, MO
Property Size2,088 SF
Lot Size0.46 Acres
Price / SF$167.62
Days on Market50
Property Features for 502 S Madison Street
General Information
Property type
Commercial Sale
Property subtype
Other
Basement
Crawl Space
Directions
North on Madison and property is on left (West side) next to Mcdonalds. West on Mcarthur and left on Madison, property on the right side of road (West Side)
Subdivision
08 - Webb City Area
Standard status
Active
APN
16602410009001000
Size
2,088 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Annual Amount
1286
Building Details
Year built
1916
Roof type
Composition
Listing Agency:
KELLER WILLIAMS REALTY ELEVATE
(417) 623-9900
Listed By:
Eric Putnam · License #2017032610
(417) 388-2739
Added: Jun 23
Changed: Aug 4
Last Checked: Aug 11 at 5:06AM
MLS# 263419
Copyright © 2026 Ozark Gateway Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This approximately 0.46-acre C-2 zoned commercial land parcel includes an older home on site. The seller’s remarks indicate a verbal estimate for structure removal of approximately $23,000, supporting a straightforward path for redevelopment.
The site is positioned for visibility and accessibility in Webb City, located next to McDonald’s and directly across from Culver’s and a major shopping center. The property is also described as being near the Frisco Greenway Trail and King Jack Park, supporting consistent day-to-day activity in the area.
Opportunities are described for retail, office, restaurant, service, or investment use, all centered on the commercially zoned nature of the land and its surrounding tenant environment.
The site is positioned for visibility and accessibility in Webb City, located next to McDonald’s and directly across from Culver’s and a major shopping center. The property is also described as being near the Frisco Greenway Trail and King Jack Park, supporting consistent day-to-day activity in the area.
Opportunities are described for retail, office, restaurant, service, or investment use, all centered on the commercially zoned nature of the land and its surrounding tenant environment.
Key Highlights
- 0.46‑acre C‑2 zoned commercial development site in Webb City
- Existing structure on site; roof is composition; year built 1916
- Verbal estimate for structure removal is approximately $23,000
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$19,700
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.63%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$394,000
$394.0K
Cap Rate 7%
$281,429
$281.4K
Cap Rate 9%
$218,889
$218.9K
Market Conditions
NOI Build-Up for 2,088 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$29.3K $14.04/SF
− Vacancy
−$1.2K −$0.56/SF
EGI
$28.1K $13.48/SF
− OpEx
−$8.4K −$4.04/SF
NOI
$19.7K $9.43/SF
Area
Jasper County, MO
Vacancy
4.00%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$394,000
Cap Rate 7%
$281,429
Cap Rate 9%
$218,889
Alternative Uses
Best Use
Retail
$281.4K
$246.3K – $328.3K
NOI $19,700 @ 7.0% cap · market cap 5.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$630.0K
$551.2K – $735.0K
NOI $44,099 @ 7.0% cap · market cap 12.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
375
Businesses Nearby
120k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 74%
Shops & Services 26%
McDonald's
Dining
32,884 visits/mo
0.2 miles
Culver's
Dining
21,797 visits/mo
0.2 miles
Dollar Tree
Shops & Services
15,150 visits/mo
0.3 miles
Whataburger
Dining
13,985 visits/mo
0.4 miles
Popeyes Louisiana Kitchen
Dining
8,817 visits/mo
0.5 miles
Demographics for 64870, MO
16,566
Population
6,796
Households
2.4
Avg Household Size
35
Median Age
30%
College-Educated
92%
High-School Grad
33.6 sq mi
ZIP Area
493
Density / Sq Mi
$64,619
Median Household Income
$39,267
Median Earnings
$942
Median Rent
$166,000
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - C-2 zoned parcel with an older home, sized about 0.46 acres, near McDonald's and Culver's.
Where is this commercial land located?
The property is located at 502 S Madison Street Webb City, MO.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 0.46‑acre C‑2 zoned commercial development site in Webb City; Existing structure on site; roof is composition; year built 1916; Verbal estimate for structure removal is approximately $23,000
